But I’ve had reasonable offers form them though a few have mentioned 25% less than market offers. 

It can be a great option, or it could be a terrible option - running your numbers as Michele mentions above will help you choose the right path.Many of us have worked with HML's, and as selfish as it is - I don't give out my best guys because they are relatively small and they might not have enough in their coffers for my next deal if they get too busy with other investors.Also many lenders work only with specific types of deals in specific geographic regions. 

My goal is to maximize cash flow for early retirement (I am shooting for $10-$15K above bills by age 42).

As Nathan mentioned I ran all the diligence and had a team set up to go in Moncton before shifting capital to a different market; I'm happy to discuss with anyone.

They told me since in May , in my vacant notice i mentioned i was going to sell this condo , i should still comply with the old TOPA law.

@Cherrell Thomas cash flow is the profit that's left after debt service, property taxes, property management, common utilities (if any), reserves for repairs (small things like leaky faucets, AC servicing, etc), and capital expenditures or capEx (larger things like a new roof,new HVAC, major plumbing overhaul...these are treated differently on taxes, written off over a specified longer period) and other expenses.The first item I mentioned, debt service, is where the answer to your question is.

I wish I found out about real estate investment when I was your age. 

The first thing I did is search his email to see if I've had any other conversations with him (or if he was mentioned by anyone I know via email). 

Hey Bohdan, As @Rinee John de Leon mentioned, we meet monthly and think you'd enjoy the group.

I'd really avoid the primary markets that you mention as you're really too late unless you network and find a stellar off-market deal.